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Sapphire Cay Master Plan

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SSaapppphhiirree CCaayy,, BBaahhaammaass EExxcceepptttiiioonnaalll IIssslllaanndd LLiiivviiinngg SSaapppphhiiirree CCaayy DDeevveelllooppmmeennttt LLiiimmiiittteedd CCoonnfffiiiddeenntttiiiaalll BBuusssiiinneessssss PPlllaann TABLE OF CONTENTS Sapphire Cay Resort, Bahamas Page 1. Introduction, Assignment and Methodology ......................................................... 3 2. Approach to the Study ....................................................................................................... 4-5 3. Assumptions ....................................................................................................................... 6 4. Executive Summary ................................................................................................... 7-13 5. Economic Characteristics of Bahamas Market .......................................................... 14-15 6. Basic information about The Bahamas .................................................................... 16 7. Geography in The Bahamas .................................................................................... 17 8. Tourism Info ...................................................................................................... 18-28 9. Site Analysis ........................................................................................................... 29 10. Target Markets ...................................................................................................... 30 11. Project Description .................................................................................................... 31-34 12. Recommendations .......................................................................................................... 35 13. Estimated Sales Pace and Rate Structure ................................................................ 35 Appendices Appendix A – Construction Costs Phase I Appendix B – Construction Costs Phase II Appendix C – Sales Revenues Phase I Appendix D – Sales Revenues Phase II Appendix E – Sales Performa Phase I Appendix F – Sales Performa Phase II Appendix G – Return on Investment Phase I Appendix H – Return on Investment Phase II Appendix I – Resumes Appendix J – Survey Appendix K – Presentation Appendix L – Travel Information from Tourist Board 2 Sapphire Cay Resort, Bahamas 1. INTRODUCTION, ASSIGNMENT AND METHODOLOGY This introductory section provides the background for and the nature of the assignment that is the basis of this market study report. Included are a general description of the methodology undertaken to prepare the market analysis and a listing of the basic assumptions that were included as part of the analysis. BACKGROUND Sapphire Cay is a 120 acre Island which is currently named Egg Island and is located in the Northeast Bahamas, four islands West of North Eleuthera and directly West of Royal Island. It is further positioned immediately East and South of the two most traveled cruising lanes to The Bahamas, its capital, Nassau and further the Southern Caribbean. Nassau and Paradise Island a mere 60-90 minutes away offer casinos, nightlife, culinary delights and shopping at any level. With natural attributes comprising of three pristine beaches, two interior lagoons, forty five foot elevations and deep water proximity for yacht access and sport fishing, Sapphire Cay is the perfect Island for a yachting and residential enclave. Never having been impacted by development of any level this Island is a blank canvas for a sensitive, private, luxury destination. Now, as the economy in the United States is beginning to show signs of recovery and as tourism in general has begun to show signs of growth, the Owners have completed the planning of the Resort, focused on the development of the resort project, with substantial landscaping, amenities, a major improvement of the island and inclusion of a marina and for the construction of a portion of the resort and marina villas and residential villas. The intention of the plan is a phased development, with initial construction of the first villas, marina, docks and infrastructure and the primary amenities including new pools, a new marina building, a tennis court and a secure gated infrastructure. ASSIGNMENT The purpose of the market study was to develop an analysis of the market conditions and the market feasibility of Sapphire Cay Marina & Resort. Tweraser Financial Group Inc. was asked, as experienced consultants in the hospitality, travel and tourism industry, to estimate the potential market support for the development under an assumed set of development conditions and plans that were strategically modified and upgraded during the course of the analysis. 2. APPROACH TO THE STUDY 3 Sapphire Cay Resort, Bahamas Our approach to the market study was organized in sequential phases as follows: Study Phases Phase I Site Analysis and Market Research Phase II Market Analysis, Facilities Recommendations Phase III Financial Feasibility Analysis Report Preparation The scope of the work, as described in the body of this report, included discussions with hotel management companies, travel professionals, local government authorities and other institutions relevant to the project. We have reviewed available demographic data and economic, tourism and other industry statistics for the Caribbean Region, and the Bahamas in particular. We conducted an extensive review of the proposed site and surrounding area and other rumored or announced site developments on Bahamas. The various sections of the report describe these phases in greater detail. The fieldwork process included interviews with the Bahama Authority including the Port Authority Technical Department and the Port Authority Director, The Bahamas Tourism Department, the Director of Financial Services of the Prime Minister's Office for Bahamas, multiple real estate agency representatives, and management representatives for many of the Island's major resort and resort developments. To accomplish the objectives of this engagement, the scope of the study included, but was not limited to the following tasks: 4 Sapphire Cay Resort, Bahamas • Meetings and discussions with the owner of Sapphire Cay Marina & Resort who is the developer of the Sapphire Cay Project, to define the scope of the study and to determine the objectives and requirements to carry out the work. • A review of economic, geographic and demographic factors of the area in general to determine the economic environment within which the proposed project would operate and likely market sources and demand generators. Particular attention was given to those economic indicators that are most relevant to the success of the proposed project. • Interviews with local government officials and members of the private sector such as the regional Chamber of Commerce, as well as representatives of the Bahamas Office of Tourism. These interviews helped to provide a framework picture of the supplied infrastructure on Bahamas, as well as the potential market demand for the proposed Project. • The primary on-site fieldwork was conducted from November 18 through December 12, 2009, during which Tweraser Financial Group Inc. compiled a majority of the primary market information on the site and available economic and tourism data. Additional research was subsequently conducted in January 2010 to supplement the initial information and strengthen the Tweraser Financial Group’s conclusions. • An examination of the site and surrounding area in local Bahama to determine its suitability of the Resort on the basis of accessibility and location, which included an evaluation of the site's layout and character/characteristics in relation to the planned facilities. • Analyses of the future supply and demand characteristics in order to identify estimated needs and to establish the economic foundation of the expansion project. We analyzed the development in the Bahama resort/residential market within the last five years. Important sources were the Tweraser Financial Group International database as well as publications from institutions such as the Bahama Port Authority, the Bahama Tourist Board and the Financial Services office of the Prime Minister's Office on Bahamas. We also obtained information from the Caribbean Tourism Organization, other data available from the World Tourism Organization and other sources. • We conducted in-depth interviews with managers of existing resorts and developments on Bahamas, as well as prominent real estate agencies in the Bahamas to obtain details on rate structures, sales pace performance, tourism and other relevant information. • We estimated the market segmentation, overall sales pace and pricing structures for the various elements of the planned Sapphire Cay Project that the proposed expansion project will likely achieve during its phased development plan, anticipated to extend from the period beginning in late 2010 through approximately 2012. 3. ASSUMPTIONS The conclusions of this report are based on an extensive number of sources, including the Owners, representatives of existing competitive properties, representatives of the Bahama Port Authority (the local 5 Sapphire Cay Resort, Bahamas government organization), the Bahama Tourist Board and the Caribbean Tourism Organization, among others. The following are basic assumptions that are included within our conclusions and recommendations: • The expansion of the competitive supply will be as predicted based on information provided by competitive resort developers and the Owners of the Sapphire
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